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Soma 9, Harrison 8, Wmg 3, Fong 3, Cory Teague 2, Us 2, Townson 2, Megan 1, San Francisco State 1, Sugaya 1, Mackris 1, Jane Kim 1, Hester 1, Larry Bab Ner 1, Uv Berkeley 1, California 1, The City 1, Arcadia 1, Overhood Jonas 1, Balboa 1,
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  SFGTV2    [untitled]  

    December 6, 2012
    2:30 - 3:00pm PST  

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central corridor plan was underway. that the plans was underway by the time the environmental review for the western soma project began and we realized this overlapped with this the western soma plan area and the eir for central corridor would provide much further detail in the analysis and we could consider at the time we prepared this eir. what we did for western soma we considered the central corridor as it pertains to the cumulative impacts of the project and the western soma area and the projects in the area that overlaps with the western soma plan, so to the extent that we have the information available to us we analyze with the eir and approximate regard to that the western soma is adequate. the central corridor eir will
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look at that in much more detail than we were able to do so certainly the ah nalis will be before you in the future. >> thank you. i appreciate that and i think the rest of my comments be best taken up during the approval of the plan itself, and they have to do with the zoning and it does have to do with the historic structures and whether they have more flexible uses, but i don't believe those are environmental issues at this time. >> commissioner sugaya. >> yeah, i move to certify. >> second. >> all on motion to certify the final environmental report want commissioner. >> 50eur. >> commissioner. >> aye. >> commissioner. >> aye. >> commissioner. >> aye. commissioner. >> aye. >> and commissioner president fong. >> aye. >> so moved commissioners.
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that passes unanimously. >> and places you under item 11 western soma community plan adoption actions that include adoption of california environmental quality act findings, adoption of amendments to the general plan, amendments to the planning code, amendments to the zoning maps, amendments to the administrative code, and a resolution recommending approval of a program implementation document. >> good afternoon president fong, commissioners, cory teague for staff. you have before you the action items necessary for the adoption of the western
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soma community plan and it's associated rezoning and planning code amendments as well as administrative code implementation document. so just to be clear again about the specific actions in front of you. the first is to approve a resolution to adopt the ceqa findings, and then also approve recommendations to recommend that the board of supervisors adopt the general plan amendments, the planning code amendments, zoning map amendments, administrative code amendments and the implementation document. but before we get to that we have had several meetings in the past month and several issues have been raised and there was a request for additional information, so you are receiving a packet of documents along with a copy of this presentation that provides some additional information about this issues and we will go over the issues in detail. just to summarize what the issues are first another zoning overview and a discussion of land use
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changes, specifically if any uses that were previously permitted now not permitted in certain zones. another issue was the 11th street entertainment corridor and how to deal with that issue. we also had discussion of a development pipeline and grandfathering of some type much. we discussed eastern neighborhoods and whether that would be a model or not. we can discuss that more and a program needed for western soma and if it's appropriate. also discussed the issues with the overlap area with the central corridor plan as was discussed. the issue of how much land use flexibility to provide to historical buildings and what level of historic buildings and finally a new issue the impacts on affordable housing requirements in the plan that
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came out of the proposition to create the housing trust fund in the city, so we will cover all those issues in detail, but to begin i wanted to introduce jim again, president of the western soma task force to give a few remarks. >> thank you very much. good afternoon president fong, commissioners. over the last seven years of the members of the western soma citizen planning task force have devoted thousands of hours of their own time to creating a new community plan, one that will preserve and enhance what is already here while making sensitive land use decisions to accommodate growth in a way that doesn't ruin what we already have. this has been an exercise in bottom up
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participatory democracy involving hundreds of members of the western soma community. i am grateful for the support of the planning directors going back to gerald green and including acting director larry bab ner, dean mackris and john ram. this has been a partnership and that's the key, an important partnership, with the planning department, the transportation authority, and the department of public health. i am also grateful to the board of supervisors who provided more than adequate funding so that we could engage asian neighborhood design as a partner with the planning department staff to provide research and analysis. also the invaluable contributions from students at san francisco state, cal poly, uv berkeley and the assistance
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of the mayor's office of how longing and the economic work force development. >> >> the formal title of the plan is building a complete neighborhood and that's what we have before you today and in it we offer you residential enclave districts as well as a new zoning category known as rad mixed zoning which greatly expands the residential character of western soma. a neighborhood transportation plan which will create safer and more liveable streets and alleys. large development site controls which provide greater community benefits in exchange for height bonuses. a new district we call the sally, service, arts and light industrial which expands the service and light industrial zoning soght of harrison street to accommodate the arts and the entertainment. we offer the
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first major expansion of entertainment opportunities to be included in any community plan. folsom street, a neighborhood commercial corridor, safer for pedestrians with more community serving businesses and improved transit. the final eir for the western soma concluded "in general it's anticipated that future development under these revised zoning controls will result in more cohesive neighborhoods throughout the planned area. new development within the draft plan area specifically would exhibit greater consistency and land use and building types and clearly defined residential neighborhoods, commercial corridors, and high terk industrial and pdr uses .". i want to express my gratitude first among the city family to
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paul letter, cory teague and the rest of the planning department staff. to chester fong in the transportation authority. to lily and megan wall in the department of public health, supervisor jane kim and beyond the city family the advice and assistance of the respected land use attorney sue hester. tmi and other property owners along the corridor. john kev lynn and amir massy at art stone properties and in the neighborhoods particular. to the south of market action network, to jerry crawl and the neighborhood network, the po tear i don't boosters and rincon hill and other residents south
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of market. commissioners i ask you to help hence forth that the neighborhoods are always welcomed into a full partnership with the city for all future planning efforts. this is how community planning should be done. thank you very much. >> thank you. >> okay. thank you jim. moving forward we're going to deal with the first topic of review from last week, and that is -- we're going to start with general overview of the zoning and how it's proposed to change so we have a clear picture of that and we will see in the maps in a moment the board of supervisors directed the task force to use the existing zoning as the base. it wasn't an attempt to completely change the type of zoning in western soma, and that is what the task force strifed to do and that's what really
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happened. the new zoning districts are not inherently different from the districts there for the most pamplt it's kind of an evolution than a distinct change. the areas with more significant change create more of the rad and mixed districts in the alleys, which were previously zoned either slr or sli, even though their character was fine grain and small like most of the alleys in soma and along the street and town and expanding the office district and all the way to seventh, so we just wanted to make that point, so you can see this is the existing zoning, essentially with harrison street as the spine and mixed use to the north and south and ssi and
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sso and generally don't permit housing. in the new zoning you have harrison here and in the north you have more colors introduced. all of the districts are mixed type that allow commercial and residential uses and with the caveat the rad's residential and to the south you have in going to sally but the expansion of the mou office down seventh and the heights. again it's very similar story. before we get to that i want -- so there are two documents in your packet to point out. the first is we point out some of the more common land uses in the area and we looked at mostly north of harrison because that's primarily where the change is happening and the existing
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zoning is slr and looked at the districts and we have the rad and mixed and folsom and rcd and looked at what uses are permitted now but under the current zoning would not be permitted or maybe limited in some way, so the green coding is where use went from being committed to still permitted but limited in some way whether by size or another way, and the orange is where a use went from permitted to just not permitted, and you can see most of that is within the rad column in the alleys. along the major thoroughfares there are few uses that went from permitted under the current code to be not permitted under the new code which again was kind of part of this do no harm philosophy that the task force employed.
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another document in the packet. there were a couple of errors and things updated and this is a zoning guide that shows all the districts and more of the popular and common land uses and controls and how they apply to each district so it's a zoning cheat sheet instead of reading through the draft code ordinance but that gives you a better idea which uses are permitted and how it's changing and what is proposed. moving on to the next issue we have the 11th corridor and we have talked about a number of options how to deal with that corridor. just to refresh your memory it's currently zoned slr which allows residential but no night time entertainment uses and to go to
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another zone and the same for that purpose and allow residential but not night time entertainment uses. there are a rage of options that you looked at and the consensus 3b and that option rezoning that corridor instead to wmg to wmo and what that would do allow new night time entertainment uses and the existing ones are conforming uses but no new residential uses would be permitted there, and then also it would allow office uses which were discussed as a day time complement to the night time uses. if you want to make that change the next thing is draft resolution language included in the amendment resolution. if you wanted to change because the adoption packet material that you have still has this called out as
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rezoned to wmg as proposed and you have to take specific action to adopt this option and rezone to moo. and it's basically all the lots fronting on 11th street from harrison street to folsom and capturing the two lots across the street to the north. and so moving on into the next issue. one issue that came up about 11th street was there was one project that had a building permit and environmental review on file since 2005 and not moved forward since that time. they were under the impression it was rezoned to wmg and the project would be moving forward then and take advantage of the western
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soma eir. if we do that that project couldn't move forward unless there is grand fartherring into the code and we wanted to discuss that a little bit. you have in your packet a map and a print out basically. we look at all the data that we have for permitted activity if it's active in western soma and the vast majority are projects that are small and old and maybe door nant and not moving forward or permitted under the zoning. the only two projects that jumped out as potential conflict if there is no grand
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fartherring provision is the fourth street project and at on bryant and academy of arts and essentially in western soma right now education services are conditional use requirement and they have environmental review under way to convert that, to legalize to educational service. under the proposed zoning sli would become sally and in that district educational services are not proposed to be permitted any longer so that is potentially another project of another scale that could be impacted if there is no pipeline organd fathering provision so we want to talk about these in general. as i mentioned last
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week by in large it's not common to have it. market arcadia, recently balboa, and others didn't have pipeline or grandfathering provisions generally and we had a lot of projects held up by the process and the pdr issue that create what eastern neighborhood was, and i want to just -- yeah, talk about that a little bit, so under the asian neighborhoods pipeline -- because we don't have another example to grif you to base it off of it there were multiple types of pipeline projects to be categorized and whether residential or commercial or the date the application was filed. generally speaking the older the application date the more
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aspects of the project were grandfathered in. for these projects in eastern neighborhoods there were three things that were always grandfathered and whether the permitted uses in the original height district and the densities and the district and if you were m district in that neighborhood and rezoned to pdr and doesn't permit housing and you were allowed to met forward if you met the requirements although under the new zoning housing is not permitted. impact fees and some were required because they filed closer to the time when it was adopted and some were filed much earlier and not required to do impact fees, but generally all of the eastern neighborhood pipeline projects were required to meet the new physical
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controls whether new parking requirements which meant going from a minimum to a maximum yard requirements, anything like that. ceiling height and things of that nature. maybe a thing of getting the commission to waive some of that but the policy was pretty complex and this was the chart that was created for the pipeline for eastern neighborhoods and it's difficult to read it up here and basically you have very many types of pipeline projects that are very different and work in different ways. the key though they want to point out here that we want to keep in mind if you want that provision for western soma most of the datesued to set up the date line for eastern neighborhoods were tied to
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specific events like the date of initiation and so on as opposed to setting arbitrary dates so that is something to keep in mind if we want to create one of those provisions we want to think what dates to apply to what types of applications. all right and staying in the arena of kind of land uses and legitimizing and legalizing projects there was discussion last week about the eastern neighborhood's program and how it works and could it work and be appropriate in western soma? so we wanted to be really clear about what it does and doesn't do so the legit miization program is basically a amnesty program and they never received the permits and whether on
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purpose or not know. they didn't get the permits and didn't pay the fees they should have paid, and even though it applies to all using it was primarily created and primarily used for office developments and that's primarily the issue that came up for western soma as well that raised this issue, but the key difference in eastern neighborhoods huarea -- that were rezoned and created this disconnect and western soma except for a very small sliverer in some districts no office has been permitted anywhere for the last 22 yeerses so this is not a potential pool in western soma at least compared to eastern neighborhoods because if 10 years ago a office space moved
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in western soma and didn't get permits it never could have been legal in the first place so the program wouldn't apply, at least not the way it's set up right now in eastern neighborhoods. so with that i will turn it over to josh to talk about the central corridor. >> thank you. the central corridor we presented several times to the planning commission. it's a planning effort started in early 2011. you see on the map it does overlap with a portion of the eastern portion of the western soma plan area. not showing on the map it overlaps with recently adopted areas and east soma and the transit plan and other redevelopment plans. there was a request by the commission -- i believe
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commissioner antonini, for us to briefly re-cap what western soma is proposing in the overlap area and what the sort of the draft preliminary concepts are for the central corridor planned area so i will do that briefly, and you can see up on the and you have in the packet a comparative map showing the proposed western soma zoning on the left and the current draft concepts for the central corridor plan on the right, and the overlap areas are outlined in red there, and just important to clarify the overlap area is more than four blocks. i keep hearing that term. it's more to six to eight blocks. six whole blocks and a couple partial blocks. by in large south of harrison street the western soma plan proposes the sally zone with the exception
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with the areas along townson street and that district. north of harrison street the plan proposes the western soma mug, mixed use district and the concepts developed for the plan include south of bryant street considering mixed use office for the areas in western soma would be sally or western soma mixed office i should say, and north of the harrison street extending the mix use office district to include those blocks as well. the two blocks between fourth and sixth street that border of the freeway the central corridor plan is not considering any change from the sally zoning which is before you as part of this plan. in terms of the height limits, the western soma
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plan generally south of the freeway is a mix of the 40 /55 district with the exception along townson street and 85 district and 65 mixed in there as well. along the freeway 30 feet is continuing the existing height districts and the two partial blocks north of the freeway would be 55 feet. the central corridor concept would leave the freeway box as is, 30 feet. north of the freeway would be a mix of 45 to 85 feet so some modest changes both up and down from what western soma is proposing and south of the freeway a mix of 55 on the far west transitioning up to 85 and 130 feet as you get closer to fourth street with a couple small pockets up to
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160 feet in there so that gives you a flavor of the primary differences are. i am happy to elaborate anymore, but in broad strokes the commissioners have asked us to outline what potential options are before the commission to recognize this overlap some way. at the base level the commission could not recognize it formally in any regard. the proposals before you don't make mention of it, so you could just adopt the proposed zoning and maps as proposed before you. the other options discussed previously at the commission are broad range and i will run through them. one is add language to one of your resolutions adopting the western soma area plan just acknowledging that further analysis maybe warranted for areas east of sixth street.
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another option as commissioner hillis asked us to look at whether any policy language could be added to the plan itself. we did at that request draft some potential language and if i could get the overhood jonas and it's in the packet of materials we distributed for you. we did review this language with the city attorney's office to make sure there were no secret issues or other considerations and i will just read it into the record. and this potential language is up for you to consider, act on, or not act on it at your disis scrugz. this is draft language we prepared. this would go at the end of the first chapter of the land use chapter. possibly contain objective "support land uses and near